Two-storey wraparound extensions in Kirriemuir

Quick reference for homeowners in Kirriemuir.

Postcode districts: DD8
County / area: Dundee and Angus, Scotland
Price region: Scotland
Guide price: £113,000–£155,500 (£2,020–£2,770 per m²)
Approval route: Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Nearest towns: Forfar (4.8 miles), Brechin (13.7 miles), Blairgowrie and Rattray (14 miles)
Distance to Dundee: about 14.2 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above.

Around Kirriemuir we also work in Forfar, Brechin and Blairgowrie and Rattray, and across the rest of Dundee and Angus. Postcode district in and near Kirriemuir: DD8.

What it costs in Kirriemuir

In Scotland, which includes Kirriemuir, we'd expect a two-storey wraparound extension to cost around £113,000–£155,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £2,020–£2,770 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,860–£2,550 per m²	£104,000–£143,000
Standard	£2,020–£2,770 per m²	£113,000–£155,500
Premium	£2,430–£3,330 per m²	£136,000–£186,500

Planning and building standards in Kirriemuir

In Scotland, a two-storey wraparound would need to be at least 10 m from every boundary to be permitted development under Class 1B, and not on an elevation fronting a road. That is rarely possible, so plan for a householder planning application, which costs £371 and is decided within two months, followed by a building warrant before work starts.

Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.

Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.

Design points for Kirriemuir homes

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

How we'd run your project

Measure and listen
A visit to Kirriemuir to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Kirriemuir and deal with any questions from the planning officer.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the completion certificate at the end.

Questions about two-storey wraparound extensions in Kirriemuir

How much does a two-storey wraparound extension cost in Kirriemuir?

Our guide for Scotland, which covers Kirriemuir, is £2,020–£2,770 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £113,000–£155,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How long does a two-storey wraparound extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Which postcodes do you cover around Kirriemuir?

We cover Kirriemuir (DD8) and nearby places including Forfar, Brechin and Blairgowrie and Rattray, plus the rest of Dundee and Angus. The first site visit is free.

How much floor space does a wraparound extension add?

It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.

Can I stay at home during a wraparound extension?

Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.

Nearby

Close to Kirriemuir? We work across the area, including:

Other extensions in Kirriemuir

All two-storey extension services in Kirriemuir · Two-storey wraparound extensions across Dundee and Angus

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Kirriemuir.